ISTISNA AS MODE OF FINANCE
Istisna is a kind of sale which is transacted before the
subject matter is produced.
Conditions of Istisna sale contract:
Specification of type, kind, quality and quantity of the
subject matter to be produced.
Price of the subject matter must be known.
Delivery date of subject matter must be determined.
Option of rejection of goods by the buyer if the subject
matter does not conform to the agreed specification.
Immediately after the completion of the subject matter,
there is no need to renew the offer and acceptance for
the sale/ purchase of subject matter. This means that
Istisna transaction is different from Murabahah in which
actual sale/ purchase is to be executed after execution of
Murabahah Financing Agreement.
It is not permitted to make Istisna transaction as a device
like extending interest based finance.
For Example: Buying certain goods by an Islamic Bank
from the contractor on cash payment basis and selling
them to the same contractor at a higher price OR where
the party ordering the subject matter to be produced is
the manufacturer himself or where one third or more of
the facility in which the subject matter will be produced
belong to the customer.
An Istisna contract is permitted only for raw materials
that can be transformed from their natural state by a
manufacturing or construction process involving labor.
It is permissible that Istisna contract be concluded for the
production of subject matter having unique descriptions
as well as for the production of subject matter that has
perfect substitutes available in the market.
It is not permitted that the subject matter of an Istisna
contract be an existing and identified capital asset.
The contract of Istisna may be concluded with a
condition that production shall be carried out by the
Islamic Bank using its own resources, and will have a
right to assign the process of production to another
entity.
It is permitted for the manufacturer to fulfill his
obligations in Istisna contract by the delivery of items
produced by his own resources or items produced by
other parties, even the items were in existence before
the Istisna contract was concluded.
It is permissible to draw up an Istisna contract for real
estate developments on designated land owned either
by the ultimate purchase or the contractor/ manufacturer
on land in which either of them own the usufruct.
The price of Istisna contract may be in the form of cash
or tangible goods or the usufructs on an asset for a
particular duration, whether such usufructs are related to
an asset other than the subject matter or to the subject
matter itself.
This may be called a “golden principle” to develop a
product for Build, operate and transfer (BOT) based
capital project. AT THIS STAGE CASE STUDIES TO BE
DUSCUSSED(INSHAALLAH) DURING SESSION
The price of an Istisna’a contract may be deferred or paid in installments
within a certain period of time or if delivery of the subject matter is to be
made in stages then a portion of the price may be paid immediately while
the balance is paid by installments according to the stages of delivery
It is also permissible to connect payment with the stage of completion of the
work; such that a payment is made at the end of each stage
If the process of manufacturing or construction is divided into phases, or
payment is designated according to the stage of completion of the work,
then the manufacturer contractor is entitled to request that the ultimate
buyer should make payment according to the each stage that has been
carried out according to specification
It is permissible for the Islamic bank (when acting as the manufacturer) to draw-up an
independent and separate contract of agency appointing the ultimate purchaser as an
agent of the Islamic bank to supervise the manufacturing or construction process so as
to ensure that the items produced conform to contractual specifications.
It is permissible for the manufacturer and the ultimate purchaser to agree on the party
who will bear the additional cost of supervision of an Istisna’a contract.
It is permissible to state in the Istisna’a contract that the manufacturer will act as the
agent of the ultimate purchaser to sell the subject matter if there is a delay on the part of
the purchaser in taking delivery of the subject matter within a particular period of time. In
this case the manufacturer will sell the subject matter on behalf of the ultimate
purchaser and after deducting the agreed contract price., the balance, if any will be
returned to the purchaser. If the price obtained is less than the contract price, the
manufacturer shall have a right to of recourse to the ultimate purchaser for the recovery
of the remaining balance. In addition, the ultimate purchaser, will bear the expenses
incurred in selling the subject matter.
PARALLEL ISTISNA’A
It is permissible for the Islamic bank to buy items on the basis of clear specifications
and to pay with the aim of providing liquidity to the manufacturer, the price in cash when
the contract is concluded. Subsequently, the Islamic bank may enter into a contract with
another party in order to sell, in the capacity of the manufacturer or supplier, items whose
specification conforms to the wishes of that other party, on the basis of parallel Istisna
and fulfil its contractual obligation accordingly. This is permissible on the condition that
delivery date stipulated in the parallel (sale) contract must not precede that stipulated in
the original purchase contract, and, moreover, the two contracts should remain separate
from each other.
It is permissible for the institution, acting in the capacity of the producer or supplier to
conclude an Istisna contract with the aim of selling such items to the customer on a
deferred payment basis, and to enter into a parallel Istisna contract on an immediate
basis with a manufacturer or builder to acquire such items as per the specifications in the
first contract and sell them to the customer. This is permissible on condition that the two
contracts should remain separate.
As a result of concluding an Istisna contract in the capacity of a producer
or supplier, the institution must assume liability for ownership risk and
maintenance and insurance expenses prior to delivering the subject
matter to the ultimate purchaser (the customer). Moreover, the institution
is not permitted in the parallel Istisna contract concluded with the
manufacturer, to transfer to the latter the risk arising from its obligations
towards the customer.
It is not permitted to make any contractual link between the obligations
under two contracts (the contract of Istisna and the contract of parallel
Istisna) when they are concluded. Therefore, it is also not permissible for
a party to an ordinary Istisna contract (a) to withdraw his contractual
obligation or delay delivering the subject matter of the contract because
the price of the goods to be delivered because of an increase in the cost
of goods in the parallel Istisna. However, there is no restriction on the right
of the institution to stipulate conditions and requirements when concluding
a parallel Istisna contract as a purchaser, including a penalty clause
similar to, or different from that which the customer has stipulated in the
first Istisna contract in which the institution is the supplier.